8623 Oakstone Cir · Leesburg, FL 34788

$359,990

4 bd · 3.0 ba · 2,154 sqft · SingleFamily · 134 Days on market

Built 2026 Excellent condition 6,000 sqft lot 2-car garage $167/sqft · 20% below area Est $451k · 20% under $8/mo HOA

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Condition / age +4.8/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the MiramarElegant Style Meets Smart Design This beautifully designed Floridian-style home offers timeless charm with optional shuttered accents and a stone front exterior that adds subtle elegance and curb appeal. Step inside to discover a thoughtfully laid out open floor plan that combines spaciousness with privacy. The great room and kitchen serve as the heart of the home-an ideal space for entertaining, gathering, or simply relaxing in style. Toward the front of the home, three generously sized secondary bedrooms offer flexible living options for guests, children, or a home office-each with plenty of space and natural light. The master suite, tucked privately at the rear, offers a peaceful retreat complete with a spa-inspired bathroom, dual vanity, separate soaking tub and shower, and a perfectly placed linen closet for added convenience. Whether you're raising a family, hosting guests, or simply looking for a home that balances openness with comfort, this plan delivers. It's well-suited for families of all sizes-and perfect for yours. Schedule a tour today and discover the perfect blend of style, space, and function in the Miramar!

Key facts

• Dog park
• Dedicated greenspace
• Tot lot

Tags

• DEDICATED GREENSPACE
• DOG PARK
• TOT LOT
• BRICK PAVERS
• 9'4 CEILINGS
• CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $360k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (20.1% below list).
• Recommended offer: $288k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Leesburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#751 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Lake (suburban): math 49% / reading 50% proficiency, ranked #37 of 73 in FL (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leesburg Elementary School (math 31% / reading 32%, grade F, #1,841 of 2,144 statewide, top 86%, 822 students, 71% FRL); Oak Park Middle School (math 32% / reading 36%, grade F, #426 of 571 statewide, top 75%, 575 students, 70% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: 483 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,876/mo this rent would consume 64% of the median local household income ($54k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,592 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $450,867
• List price: $359,990
• Delta: -20.16%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9704 Wedgewood Ln	1.31mi	3/2.5 (-1)	2,222 (+3%)	3mo	$302,000	$136	50
33842 Sky Blossom Cir	1.38mi	4/3.0	2,106 (-2%)	24mo	$363,000	$172	41
33819 Sky Blossom Cir	1.43mi	4/3.0	2,106 (-2%)	29mo	$370,935	$176	41
33845 Sky Blossom Cir	1.41mi	4/3.0	2,106 (-2%)	31mo	$368,035	$175	41
9639 Rampart Rd	1.44mi	4/3.0	2,106 (-2%)	32mo	$367,190	$174	41
9807 Wedgewood Ln	1.41mi	4/2.0	2,610 (+21%)	0mo	$530,000	$203	36
9129 County Road 44	0.92mi	4/2.0	1,620 (-25%)	0mo	$290,000	$179	36
7250 Treasure Island Rd	1.49mi	3/3.0 (-1)	2,480 (+15%)	2mo	$739,000	$298	33
9810 Jackson Rd	1.42mi	3/2.0 (-1)	1,963 (-9%)	16mo	$345,000	$176	28
33828 Sky Blossom Cir	1.40mi	4/2.0	1,630 (-24%)	21mo	$296,000	$182	18
9611 Rampart Rd	1.48mi	4/2.0	1,848 (-14%)	26mo	$349,755	$189	17
33807 Sky Blossom Cir	1.45mi	4/2.0	1,848 (-14%)	28mo	$349,005	$189	17

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-72,542
• Equity at exit: $53,676

10-year hold

• IRR: -14.0%
• Equity multiple: 0.19×
• Total profit: $-81,329
• Equity at exit: $31,125

Cash invested: $100,797 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 21 active · 6 under contract
• Median asking: $344,490 ($167/sqft)
• Median days on market: 65 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +25.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34788

• Home prices YoY: -18.2%
• Active inventory: 483
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,876 medium
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$8
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-224

Break-even live

Break-even rent $3,159

Max offer price $327,601

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-99	+0% $-224	+5% $-348	+10% $-473
Rent	-10% $-451	-5% $-337	+0% $-224	+5% $-110	+10% $3
Rate	-1.0pp $-43	-0.5pp $-132	base $-224	+0.5pp $-317	+1.0pp $-412

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $89,998
• Closing costs: $10,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33732 Spring Dr Leesburg, FL	4.0	3.0	2170	$3,000	$1.38	73d	1	0.44mi
33932 Sky Blossom Cir Leesburg, FL	4.0	3.0	2106	$2,400	$1.14	73d	1	1.33mi
34000 Sky Blossom Cir Leesburg, FL	3.0	2.0	1540	$2,100	$1.36	73d	1	1.43mi
9502 Revere Ave Leesburg, FL	4.0	3.5	2109	$2,600	$1.23	27d	1	1.48mi

Property features AI

Finance

• Other: Total living area listed as 2,154 (builder)Total building area listed as 2,774Lot size approximately 0.13 acres (about 557 m²)
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Care of Maronda Homes)Annual association fee $100 (approx. $8.33/month)Association approval requiredCommunity amenities: dog park, playgroundPets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door openerDriveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable available
• Home design: Single family residenceOne-story homeEast-facingPre-construction / projected completion Dec 1, 2026
• Construction: Block and stucco constructionShingle roofSlab foundationNew construction (builder: Maronda Homes, model: Miramar)
• Exterior features: Covered patioScreened patioPatio with sliding doorsLandscaped lotLevel lotPaved road accessIrrigation equipment

Interior

• Kitchen: DishwasherDisposalMicrowaveRange
• Bedrooms: 4 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Eat-in kitchenHigh ceilingsOpen floorplanSolid surface countersSplit bedroom layoutThermostatWalk-in closetsBlindsDouble-pane windowsGreat Room
• Laundry & utility: Washer hookupDryer hookup (gas)Laundry roomGas water heaterTankless water heater

Listing history 50 events

1. 2026-08-08
   days on market $359,990 Active 134 DOM
2. 2026-08-06
   days on market $359,990 Active 132 DOM
3. 2026-08-05
   days on market $359,990 Active 131 DOM
4. 2026-08-04
   days on market $359,990 Active 130 DOM
5. 2026-08-03
   days on market $359,990 Active 129 DOM
6. 2026-07-31
   days on market $359,990 Active 126 DOM
7. 2026-07-30
   days on market $359,990 Active 125 DOM
8. 2026-07-30
   days on market $359,990 Active 124 DOM
9. 2026-07-28
   days on market $359,990 Active 123 DOM
10. 2026-07-26
    days on market $359,990 Active 121 DOM
11. 2026-07-24
    days on market $359,990 Active 119 DOM
12. 2026-07-23
    days on market $359,990 Active 118 DOM
13. 2026-07-22
    days on market $359,990 Active 117 DOM
14. 2026-07-21
    days on market $359,990 Active 116 DOM
15. 2026-07-20
    days on market $359,990 Active 115 DOM
16. 2026-07-18
    days on market $359,990 Active 113 DOM
17. 2026-07-18
    days on market $359,990 Active 112 DOM
18. 2026-07-16
    days on market $359,990 Active 111 DOM
19. 2026-07-15
    days on market $359,990 Active 110 DOM
20. 2026-07-14
    days on market $359,990 Active 109 DOM
21. 2026-07-13
    days on market $359,990 Active 108 DOM
22. 2026-07-13
    days on market $359,990 Active 107 DOM
23. 2026-07-11
    days on market $359,990 Active 106 DOM
24. 2026-07-10
    days on market $359,990 Active 105 DOM
25. 2026-07-09
    days on market $359,990 Active 104 DOM
26. 2026-07-07
    days on market $359,990 Active 102 DOM
27. 2026-07-06
    days on market $359,990 Active 101 DOM
28. 2026-07-05
    days on market $359,990 Active 100 DOM
29. 2026-07-03
    days on market $359,990 Active 98 DOM
30. 2026-07-02
    days on market $359,990 Active 97 DOM
31. 2026-07-01
    days on market $359,990 Active 96 DOM
32. 2026-06-30
    days on market $359,990 Active 95 DOM
33. 2026-06-29
    days on market $359,990 Active 94 DOM
34. 2026-06-28
    days on market $359,990 Active 93 DOM
35. 2026-06-27
    days on market $359,990 Active 92 DOM
36. 2026-06-26
    days on market $359,990 Active 91 DOM
37. 2026-06-24
    days on market $359,990 Active 89 DOM
38. 2026-06-22
    days on market $359,990 Active 87 DOM
39. 2026-06-21
    days on market $359,990 Active 86 DOM
40. 2026-06-18
    days on market $359,990 Active 83 DOM
41. 2026-06-17
    days on market $359,990 Active 82 DOM
42. 2026-06-16
    days on market $359,990 Active 81 DOM
43. 2026-06-15
    days on market $359,990 Active 80 DOM
44. 2026-06-13
    days on market $359,990 Active 78 DOM
45. 2026-06-09
    days on market $359,990 Active 74 DOM
46. 2026-06-08
    days on market $359,990 Active 73 DOM
47. 2026-06-07
    days on market $359,990 Active 72 DOM
48. 2026-06-04
    days on market $359,990 Active 69 DOM
49. 2026-06-03
    days on market $359,990 Active 68 DOM
50. 2026-06-02
    days on market $359,990 Active 67 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,511
• − Mortgage interest: −$20,165
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − HOA: −$96
• − Depreciation: −$10,472
• Taxable loss: −$8,944
• Est. tax savings @ 24.0%: +$2,147
• After-tax cash flow: $-539/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This single-family home in Oakstone Farms is in excellent condition with no visible repairs needed. It offers a modern kitchen, well-maintained bathrooms, and a good curb appeal. The property is set within a community that offers recreational opportunities and shopping conveniences, making it an attractive investment.

Value-add opportunities

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops in kitchen — Modernizes the kitchen and adds value ↑
• Both Install smart home features — Improves convenience and adds value for both buyers and renters ↑

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Leesburg Elementary School F FL #1,841/2,144 Nat'l #25,956/41,679 Middle Oak Park Middle School F FL #426/571 Nat'l #7,813/14,009 High Leesburg High School F FL #464/667 Nat'l #11,740/17,239

Schools (NCES district)

• District: Lake
• NCES district ID: 1201050
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $46,632
• Composite: 42.05/100
• National rank: #3327
• State rank: #37 of 73 in FL

C Composite livability gradescore 62/100

Livability — Leesburg

• Score: 62/100
• State rank: #751
• US rank: #16429

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 386,640 people
• City population: 70,232
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,137
• Household income: $54,147
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 13% of renters

---

Population outlook (Lake County) Hauer SSP2

• Today (2025): 386,640 people
• By 2030: 417,107 · +7.9%
• By 2040: 476,676 · +23.3%
• By 2050: 531,296 · +37.4%
• By 2075: 648,303 · +67.7%
• By 2100: 698,530 · +80.7%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 9% German/W. Germanic 1% Tagalog/Filipino 1%

---

Political lean MEDSL · Lake

• 2024 margin: Strong R (+24.7) · D 37.3% · R 62.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -13.5pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+20.0 2016: R+23.1 2012: R+17.1 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.07%
• Current HPI: 273.6616
• Rent YoY: —
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

---

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Property features AI

Finance

• Other: Total living area listed as 2,154 (builder)Total building area listed as 2,774Lot size approximately 0.13 acres (about 557 m²)
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Care of Maronda Homes)Annual association fee $100 (approx. $8.33/month)Association approval requiredCommunity amenities: dog park, playgroundPets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door openerDriveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable available
• Home design: Single family residenceOne-story homeEast-facingPre-construction / projected completion Dec 1, 2026
• Construction: Block and stucco constructionShingle roofSlab foundationNew construction (builder: Maronda Homes, model: Miramar)
• Exterior features: Covered patioScreened patioPatio with sliding doorsLandscaped lotLevel lotPaved road accessIrrigation equipment

Interior

• Kitchen: DishwasherDisposalMicrowaveRange
• Bedrooms: 4 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Eat-in kitchenHigh ceilingsOpen floorplanSolid surface countersSplit bedroom layoutThermostatWalk-in closetsBlindsDouble-pane windowsGreat Room
• Laundry & utility: Washer hookupDryer hookup (gas)Laundry roomGas water heaterTankless water heater

Price history

-0.5% since first listed

3 events — show timeline

• 2026-03-27 Listed $359,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $359,990 Zillow
• 2026-03-12 Listed $361,630 Zillow